We are about to complete buying a property in Hendon but as a consequence of damage from the recent storms I have managed to agree recompense from the seller in the sum of three thousand pounds in the form of a deduction in the price. I had intended this to be addressed as part of amending the contract but RBS are not allowing this. Why were they approached?
Your conveyancer being on the RBS approved list is duty bound to inform RBS of any variations to the sale price. If you were to refuse your property lawyer to notify the reduction to RBS then they would have to discontinue acting for you. In addition, RBS and you would have to appoint a new lawyer for your conveyancing in Hendon.
I am intent on selling our house in Hendon and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any local conveyancer would know this is not the case. For the life of me I don't know why the purchasers used an online conveyancing practice rather than a conveyancing solicitor in Hendon. Having lived in Hendon for six years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to obtain confirmation that there is no issue.
It would appear that you have a conveyancing lawyer already. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
I'm purchasing my first flat in Hendon with the aid of help to buy. The sellers refused to move on the price so I negotiated £7000 of extras instead. The house builders rep advised me not to tell my conveyancer about this extras as it may affect my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Do I need to be concerned by third parties that I am dealing with are recommending an online conveyancing firm rather than a High Street Hendon conveyancing company?
As with many professional services, often recommendations from relatives can be worth their weight in gold. But there are numerous players in a conveyancing deal; estate agents, mortgage brokers and lenders may put forward conveyancers to select. On occasion the solicitors might be known to one of the organisations as one of the best in their field, but occasionally there is an underlying financial incentive behind the recommendation. You are free to appoint your preferred conveyancer. You need to be aware that some banks operate an approved list of law firms you are obliged to use for the lender related work in your conveyancing.
I am the registered owner of a two-bedroom flat in Hendon. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the premium due for the purchase of the freehold?
You certainly can. We are happy to put you in touch with a Hendon conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Hendon premises is First Floor Flat 61 Wilberforce Road in March 2014. The premium payable was £10,130 and the case was remitted back to the Willesden County Court to effect the Vesting Order (Claim No 3W103100). This case affected 1 flat. The unexpired term was 71 years.
When it comes to leasehold conveyancing in Hendon what are the most frequent lease defects?
Leasehold conveyancing in Hendon is not unique. All leases are individual and legal mistakes in the legal wording can sometimes mean that certain clauses are not included. For example, if your lease is missing any of the following, it could be defective:
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Clauses dealing with recovering service charges for expenditure on the building or common parts.
A defective lease can cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Birmingham Midshires, Bank of Scotland, and Nottingham Building Society all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to grant the mortgage, forcing the purchaser to pull out.
I have instructed a Hendon conveyancing solicitor for our house purchase (FTB’s) and have noticed in the Ts and Cs that they are not regulated by the Financial Conduct Authority. Should I be concerned or is that usually the case with conveyancing practitioner?
We can't see why they should be. Most property lawyer don't lend money. They will be governed by the Solicitors Regulation Authority, who have specific laws regulating monies held by them.